556 Taylor Ave · North Bellport, NY 11772

$395,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 51 Days on market

Built 2014 7,405 sqft lot $302/sqft · 24% below area Est $521k · 24% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

.Great Starter Ranch House for 1st Time Buyer with 1,308 Square Feet in Excellent Condition. Walk into Living Room Open to Large Kitchen / Dining Room with Door into Backyard and Attached 220 Square Foot Garage with Boiler Room. Half Bath and Bedroom Off of Living Room, Stackable Washer and Dryer in Hallway Next to Primary Bedroom, 3rd Bedroom and Full Bath with Tub. Fenced Property Size of 80' x 100'. Low Taxes of $7,406. Gas Hot Air Heat. Buyer Must Comply with the Following Conditions: * Buyer's GROSS Income Must be Below 80% of the Established Suffolk County Income Based on Family Size per this Chart: Income Range % of Median: 80% 1 Person: $92,230 2 Persons: $105,500 3 Persons: $118,

Key facts

• 7,405 sq ft lot
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (8.2% below list).
• Recommended offer: $363k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in North Bellport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, schools F, amenities F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.1%/yr); 218 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $362,711 (8.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (median comp): $521,325
• List price: $395,000
• Delta: -24.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Meade Ave	0.07mi	3/1.5	1,308 (0%)	8mo	$350,000	$268	88
507 Scherger Ave	0.09mi	3/1.0	1,386 (+6%)	9mo	$516,000	$372	78
716 Narragansett Ave	0.31mi	4/2.0 (+1)	1,291 (-1%)	0mo	$435,000	$337	74
450 Munsell Rd	0.42mi	3/2.0	1,388 (+6%)	1mo	$645,000	$465	65
425 Macdonald Ave	0.27mi	3/1.5	1,140 (-13%)	0mo	$579,000	$508	64
718 Taylor Ave	0.24mi	4/2.0 (+1)	1,224 (-6%)	8mo	$580,000	$474	62
450 N Dunton Ave	0.45mi	2/2.0 (-1)	1,244 (-5%)	1mo	$575,000	$462	61
761 Provost Ave	0.37mi	3/1.0	1,200 (-8%)	14mo	$440,000	$367	58
649 Bourdois Ave	0.28mi	4/2.0 (+1)	1,204 (-8%)	13mo	$515,000	$428	54
650 N Dunton Ave	0.65mi	3/2.0	1,167 (-11%)	8mo	$640,000	$548	41
17 Susan Dr	0.72mi	3/1.5	1,474 (+13%)	12mo	$520,000	$353	33
825 Doane Ave	0.65mi	4/1.0 (+1)	1,112 (-15%)	11mo	$505,000	$454	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-57,412
• Equity at exit: $58,896

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-18,004
• Equity at exit: $34,152

Cash invested: $110,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11772

• Rents YoY: 5.1%
• Active inventory: 218
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,627 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$649 /mo · $7,791/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $-20

Break-even live

Break-even rent $3,652

Max offer price $391,491

Occupancy floor 96%

Sensitivity live

Price	-10% $204	-5% $92	+0% $-20	+5% $-132	+10% $-243
Rent	-10% $-306	-5% $-163	+0% $-20	+5% $123	+10% $267
Rate	-1.0pp $179	-0.5pp $81	base $-20	+0.5pp $-122	+1.0pp $-226

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	45d	1	0.25mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,400	$3.32	0d	1	0.62mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	11d	1	0.66mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	14d	1	0.81mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	6d	1	0.88mi
91 Circuit Rd Bellport, NY	3.0	1.5	1154	$4,500	$3.90	25d	1	0.94mi
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	20d	1	1.21mi
200 La Bonne Vie Dr East Patchogue, NY	1.0–2.0	1.0	930	$3,100	$3.33	0d	14	1.30mi
1000 Sutton CT E Patchogue, NY	2.0	2.0	1084	$3,375	$3.11	0d	6	1.35mi
9 Pondview Dr East Patchogue, NY	1.0–2.0	1.0	864	$3,026	$3.50	0d	18	1.35mi
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	45d	1	1.37mi
301 Robinson Ave East Patchogue, NY	1.0–2.0	1.0	785	$2,850	$3.63	21d	1	1.46mi
309 Robinson Ave Unit 6 Patchogue, NY	2.0	1.0	928	$2,750	$2.96	45d	1	1.46mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	20d	1	1.49mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	45d	1	1.49mi

Listing history 1 events

1. 2026-03-15
   listed $395,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,791 · $649/mo
• Projected year-2 tax: $7,791 · $649/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,525
• − Mortgage interest: −$22,126
• − Property taxes: −$7,791
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,482
• − Management: −$3,482
• − Depreciation: −$11,491
• Taxable loss: −$6,822
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $1,399/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

Amenities F Commute F Cost of living F Crime C- Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• County: Suffolk County · 679,920 people
• City population: 9,236
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2026-03-15 Listed $395,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+19.9%/yr

Latest (2025): $7,791 · +0.0% YoY. Source: county tax records.